Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026)
If you own a home in Laguna Shores, the lagoon and canal neighborhood of Lagoon Road, Buccaneer Drive, Estrellita Drive and the south end of Estero Boulevard in Fort Myers Beach, this is our seller’s page for your streets, written from the recorded sales. The island background is in our Fort Myers Beach guide.
The Lee County Property Appraiser places all 196 Laguna Shores parcels in the Town of Fort Myers Beach taxing district. That is the Town on Estero Island that incorporated on December 31, 1995, so the Town, and not unincorporated Lee County, is your local government for building permits, flood rules, sea turtle lighting and vacation rental registration, and its levy is on your tax bill. The roll counts 154 single-family homes and 40 vacant residential lots here, at the island’s south point beside the Big Carlos Pass bridge, ZIP 33931.
In the 24 months to October 7, 2026 the Southwest Florida MLS recorded 12 Laguna Shores closings at a median of $739,500, from $429,500 to $3,750,000, with a median of 141 days on market and a median of 96.3 percent of the final list price. The last 12 months hold only 8 closings, so this page lists every sale with its final list price, the repeat sales in the county file and the net proceeds at two real prices.
To sell a Laguna Shores home in Fort Myers Beach in 2026, price it from the nearest closed homes on your kind of lot, canal or interior, put the survey, elevation certificate, permit history and flood disclosure in the file before the first showing, and plan for a wait: the median sale of the last 24 months took 141 days.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Laguna Shores is a thin market with a wide spread: twelve closings in two years ran from $231 to $1,163 per square foot, so this page works lot by lot and street by street.
These are the nine facts about selling a Laguna Shores home in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser, the Town of Fort Myers Beach and Florida law.
Each link jumps to its section.
The Market and the Record: How Do I Sell My Laguna Shores Home in 2026? · Why List Your Laguna Shores Home With McGreevy and Comisar? · What Is the Laguna Shores Market Doing for Sellers Right Now? · What Did Laguna Shores Homes Sell For? · How Long Do Laguna Shores Listings Take to Sell, and How Close to List Price? · Have Laguna Shores Owners Sold for More Than They Paid? · A Laguna Shores Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Laguna Shores Home? · What Moves the Value of a Laguna Shores Home: Canal or Interior Lot, the Gulf Side, Elevation and Rebuilds? · What Fees Will Your Laguna Shores Buyer Pay Each Year? · Who Insures a Laguna Shores Home, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Laguna Shores Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits in Laguna Shores? · Which Rules Affect a Laguna Shores Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Laguna Shores Home? · How Do We Negotiate a Laguna Shores Contract? · Laguna Shores vs Fairview Isles: Which Will Your Buyer Choose? · What Does It Cost to Sell a Laguna Shores Home? · Do I Pay Capital Gains Tax When I Sell My Laguna Shores Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Laguna Shores Home Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Laguna Shores Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Laguna Shores Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team in Bonita Springs, ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Laguna Shores owners hire us because we price from the nearest closed homes on the same kind of lot, assemble the flood and permit file early, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Laguna Shores home, or thinking, “I need a listing agent who knows a canal lot on Lagoon Road from an interior lot on Buccaneer Drive,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate and completed more than 4,000 transactions, and Jesse and Marc alone have over $900 million in personal sales. RealTrends Verified 2026 lists the team in the Large Team category with 241 sides and $157.57 million in volume, ranked #1 in Bonita Springs, #5 in Florida by sides and #11 by volume.
Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and learn more about McGreevy and Comisar.
We tracked every one of the 52 Laguna Shores closings in the Southwest Florida MLS from the 60 months to October 7, 2026, and joined each street address to the county roll, so that a Gulf-front sale across Estero Boulevard is never read against a house on Buccaneer Drive. We also read all 196 parcels on the roll, every county-qualified sale, the state filing for the homeowners corporation and the FEMA flood layer at four addresses and the neighborhood’s center point.
Three things a listing feed does not show. Three of the 52 closings tagged Laguna Shores, the $5,500,000, $5,000,000 and $3,500,000 sales of 2022 and 2023, sit on Gulf-flagged parcels on the even-numbered side of Estero Boulevard that are not among the 196 platted parcels. Six more closings were at five addresses the roll now codes as vacant lots. And the county’s heated area differs from the MLS living area at five of the 12 most recent addresses, by 154 to 717 square feet.
We will not price a 1,400 square foot Buccaneer Drive house off a $3,750,000 bay-front sale because both carry a Laguna Shores tag, quote an association fee that no association document supports, or call a lot high and dry without an elevation certificate. Reading the record first is how we have stayed Top 1% Real Estate Agents Nationally Since 2008.
Ask for a free Laguna Shores home valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closed homes nearest yours in lot, size and age, with a net sheet at that price. Thinking of buying the next place first? Call Marc at (239) 287-5873, read our guide to buying a home in Fort Myers Beach, or see how we help buyers on the Gulf coast. Only 8 of the 154 homes here sold in the last year, so the owner who lists next should make us the first call.
The Laguna Shores market in Fort Myers Beach is slow, thin and heavily supplied at the top: 12 Southwest Florida MLS closings in 24 months at a $739,500 median, a median of 141 days on market and 96.3 percent of final list price, against 10 active listings and 1 pending on October 7, 2026, about 20 months of supply.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We show an MLS series and a county series and never average them. Our Laguna Shores home valuation page carries the value history by lot, size and year.
We pulled every Laguna Shores closing in the Southwest Florida MLS in four windows counted back from October 7, 2026. The first window with 10 or more closings is 24 months, with 12, so it leads. The 12-month window holds 8 closings, which we list in the next section, and any figure beside it is only the median of those 8.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 8 | the median of these 8 closings is $927,000 | $465,000 to $1,995,000 | the median of these 8 is $562 | 151 (7 closings) | 97.7% (7 closings) |
| 24 months | 12 | $739,500 | $429,500 to $3,750,000 | $556 | 141 (11 closings) | 96.3% (11 closings) |
| 36 months | 18 | $814,500 | $429,500 to $3,750,000 | $556 | 100 (17 closings) | 95.6% (17 closings) |
| 60 months | 52 | $950,000 | $425,000 to $5,500,000 | $544 | 47 (51 closings) | 93.1% (51 closings) |
The days on market and sale-to-list figures leave out one Sold Data Entry closing, the February 2026 sale on Lagoon Road, which was entered with no listing history; it is counted in the prices. The MLS export stores 96.8 percent for the 24-month ratio because it counts that record at 100 percent, and we use 96.3 percent. Without the one $3,750,000 sale the other 11 closings have a median of $680,000.
Counting back from October 7, 2026 in 12-month periods, Laguna Shores closed 8 homes in the latest period, then 4, then 6, then 22 and 12 in the two oldest. The 22-closing period, October 2022 to October 2023, is the first full year after Hurricane Ian: its median was $689,500, from $425,000 to $3,500,000, in a median of 30.5 days. The 12-closing period before it had a median of $1,472,500, from $700,000 to $5,500,000, in a median of 25 days. The last three periods together hold 18 closings in 36 months, with a median of 100 days across the 17 with a listing history.
On October 7, 2026 the Southwest Florida MLS showed 10 active Laguna Shores listings, from $775,000 to $11,900,000, and 1 pending with a contingency at 8327 Estero Boulevard, listed at $1,855,000. A re-check of the MLS on October 29, 2026 found 12 Laguna Shores listings active, all 10 from October 7 plus two new ones, from $749,000 to $11,900,000 at a median of $1,690,000; 8327 Estero Boulevard was still pending with a contingency, and no closing was recorded after October 7. The median list price of the 11 was $1,650,000, at a median of $800 per square foot of listed living area, against $556 for the homes that closed in 24 months. The median active listing had been on the market 66.5 days, one of the 10 had passed 180 days and three had come on within the last 30.
Ten active homes against 12 closings in 24 months is about 20 months of supply by the simple method, actives divided by closings per month, and about 15 months at the 12-month pace of 8 closings. The whole of ZIP 33931 stood at about 11.5 months on the same day, with 380 active listings against 397 closings in 12 months. By price the mismatch is plain: 7 of the 12 closings of the last 24 months sold below $1,000,000, and only 2 of the 11 listings ask less than that.
Three listings ask $5,900,000, $6,950,000 and $11,900,000, and two of those three are at addresses the county roll file of October 4, 2026 still codes as vacant lots, so they are new or planned homes competing for a different buyer than yours. Four of the 11 listings are at addresses in our 60-month closing record: 8065 Lagoon Road sold in May 2023 at $1,300,000 and asks $1,650,000; 8336 Lagoon Road sold in April 2023 at $750,000 and asks $775,000; 243 Estrellita Drive sold in November 2021 at $1,645,000 and asks $1,399,999; and 8223 Estero Boulevard, a house that sold at $1,100,000 in June 2023, is the $6,950,000 listing on a parcel now coded vacant.
The county’s record of qualified improved sales is a separate series, counted differently, and we show it beside the MLS without blending.
| Window | County-qualified sales | Median | Range |
|---|---|---|---|
| 12 months | 8 | the median of these 8 sales is $927,000 | $465,000 to $1,995,000 |
| 24 months | 13 | $799,000 | $429,500 to $3,750,000 |
| 36 months | 17 | $799,000 | $429,500 to $3,750,000 |
| 60 months | 39 | $720,000 | $150,000 to $3,750,000 |
The county’s 24-month list holds the same 12 prices as the MLS list plus one more, a $1,800,000 sale on Lagoon Vista Street on May 30, 2025 that does not appear in the MLS export. Its 60-month count of 39 is below the 52 in the MLS because the county codes many 2022 and 2023 deeds as unqualified, which is why the MLS series leads here.
Each row uses that neighborhood’s own publish window from the same Southwest Florida MLS pull, the first window with 10 or more closings. Days on market and sale-to-list leave out Sold Data Entry records, and months of supply is active listings divided by closings per month in that window.
| Neighborhood | Window and closings | Median days on market | Median sale-to-final-list | Active listings, October 7, 2026 | Months of supply |
|---|---|---|---|---|---|
| Laguna Shores | 24 months, 12 | 141 | 96.3% | 10 | 20.0 |
| Fairview Isles, single-family addresses only | 12 months, 19 | 98 | 93.5% | 14 | 8.8 |
| Shell Mound Park | 24 months, 14 | 68 | 93.2% | 11 | 18.9 |
| McPhie Park | 36 months, 16 | 78.5 | 91.7% | 4 | 9.0 |
Laguna Shores sellers waited longest of the four and gave up the least from their final asking price, the pattern of a market where owners hold their number and wait. The 111 single-family closings in ZIP 33931 in 12 months, counted by joining MLS addresses to the county roll, show a median of 99 days and 92.6 percent of final list; 98 of 2,064 sixty-month closings in the ZIP did not match an address and are excluded from that split. We also publish a Shell Mound Park seller page for the neighbor to the north.
Laguna Shores homes in Fort Myers Beach sold for $429,500 to $3,750,000 in the 24 months to October 7, 2026, with a median of $739,500 across 12 Southwest Florida MLS closings at $556 per square foot. All 12 are listed below with the final list price, and the 40 earlier sales of the five-year record are summarized after them.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Percent of list is the sold price divided by the final list price. Living area and price per square foot are the MLS figures.
| Date closed | Street address | Final list price | Sold price | Percent of final list | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| August 14, 2026 | 190 Tarpon Road | $483,000 | $465,000 | 96.3% | 844 | $551 | 141 |
| July 30, 2026 | 8339 Estero Boulevard | $1,095,000 | $1,055,000 | 96.3% | 1,880 | $561 | 628 |
| June 11, 2026 | 100 Tarpon Road | $1,390,000 | $1,360,000 | 97.8% | 2,317 | $587 | 161 |
| May 22, 2026 | 8425 Lagoon Road | $2,095,000 | $1,995,000 | 95.2% | 2,422 | $824 | 84 |
| May 5, 2026 | 7850 Buccaneer Drive | $684,900 | $669,000 | 97.7% | 1,822 | $367 | 151 |
| February 4, 2026 | 8357 Lagoon Road* | $1,525,000 | $1,525,000 | n/a | 2,107 | $724 | n/a |
| December 4, 2025 | 7875 Buccaneer Drive | $679,000 | $679,000 | 100.0% | 1,565 | $434 | 225 |
| October 27, 2025 | 7868 Buccaneer Drive | $799,000 | $799,000 | 100.0% | 1,422 | $562 | 10 |
| September 18, 2025 | 8080 Lagoon Road | $699,000 | $680,000 | 97.3% | 1,920 | $354 | 5 |
| June 23, 2025 | 210 Estrellita Drive | $450,000 | $429,500 | 95.4% | 1,857 | $231 | 305 |
| June 13, 2025 | 121 Estrellita Drive | $739,900 | $630,000 | 85.1% | 1,394 | $452 | 117 |
| April 18, 2025 | 290 Estrellita Drive | $4,495,000 | $3,750,000 | 83.4% | 3,225 | $1,163 | 80 |
*Sold Data Entry record with no listing history, left out of the days on market and sale-to-list medians. The first 8 rows are the 12-month window, and the median of these 8 closings is $927,000. The 628 days shown for 8339 Estero Boulevard is the figure the MLS stores and may include earlier listing periods.
The 12 final list prices add up to $15,134,800 and the 12 sold prices to $14,036,500, so sellers as a group collected 92.7 percent of what they were last asking. One sale explains most of the shortfall: 290 Estrellita Drive closed $745,000 below its final list. The other 11 collected 96.7 percent, $10,286,500 on $10,639,800.
| Living area | Closings in 24 months | Sold prices | Price per sq ft |
|---|---|---|---|
| Under 1,200 sq ft | 1 | $465,000 | $551 |
| 1,200 to 1,599 sq ft | 3 | $630,000, $679,000 and $799,000 | $452, $434 and $562 |
| 1,600 to 2,199 sq ft | 5 | $429,500 to $1,525,000; the median of these 5 closings is $680,000 | $231 to $724 |
| 2,200 sq ft and over | 3 | $1,360,000, $1,995,000 and $3,750,000 | $587, $824 and $1,163 |
Each band is under 10 closings, so these are the sales themselves and not a price list. Five houses of 1,600 to 2,199 square feet sold between $429,500 and $1,525,000: the lowest was a two-story house on an interior Estrellita Drive lot with no pool flag, and the highest a canal house with a seawall and pool on Lagoon Road.
The other 40 closings of the 60-month record ran from $425,000 to $5,500,000, and 19 of them sold for $1,000,000 or more. The three largest, $5,500,000, $5,000,000 and $3,500,000, were at even-numbered Estero Boulevard addresses on the Gulf side, which the county describes by metes and bounds and not as lots of the Laguna Shores plats. Five addresses, 8223, 8211 and 8351 Estero Boulevard, 8039 Lagoon Road and 7910 Buccaneer Drive, account for six closings between June 2022 and June 2023 and are coded vacant on the roll file of October 4, 2026. A sixth, 7880 Buccaneer Drive, sold in August 2022 at $700,000 with 1,230 square feet and now carries a 2024 year built and 1,760 square feet on the roll.
Laguna Shores listings in Fort Myers Beach took a median of 141 days to sell in the 24 months to October 7, 2026 and closed at a median of 96.3 percent of final list price, across the 11 closings with a listing history. Two sold within 30 days, three took more than 180, and none sold above its asking price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Final list price is the last asking price before contract, so the gap from the first asking price is wider than these figures. We did not pull the original list prices.
| Days on market | Closings in 24 months | Sold prices | Percent of final list |
|---|---|---|---|
| 30 days or fewer | 2 | $680,000 and $799,000 | 97.3% and 100.0% |
| 31 to 180 days | 6 | $465,000 to $3,750,000 | 83.4% to 97.8% |
| More than 180 days | 3 | $429,500, $679,000 and $1,055,000 | 95.4%, 100.0% and 96.3% |
The shortest sale took 5 days, at 8080 Lagoon Road, and the longest record shows 628, at 8339 Estero Boulevard. Over the full 60 months the median was 47 days across 51 closings with a listing history, and 21 of those 51 sold within 30 days, 17 of them in 2022 and 2023. The three slow sales of the last 24 months did not close at a discount to their final list, which tells you the asking price had already come to meet the market by the time a buyer signed.
Nine of the 11 closed at 95 percent of final list or better, and two closed below 90 percent: 121 Estrellita Drive at 85.1 percent and 290 Estrellita Drive at 83.4 percent. Two sold at exactly their final list price, both on Buccaneer Drive, one after 10 days and one after 225. The median gap between final list and sold price was $20,500. Over 60 months, 42 of the 51 closings with a listing history sold below final list, 6 at it and 3 above it, with a median gap of $61,500, and all three above-list sales closed between February and June 2023.
Most have, on the county’s record. The Lee County file pairs 9 Laguna Shores house sales in the 24 months to October 7, 2026 with the same parcel’s previous qualified sale: 7 sold for more and 2 for less. All 5 pairs of the last 12 months were gains, from $35,000 to $314,000, before selling costs and improvements.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A repeat pair sets a parcel’s qualified sale against the qualified sale before it in the county’s files, which reach back to May 2017 for Laguna Shores houses. A pair measures two recorded prices, not your gain, which is counted from your basis.
| Street address | Previous qualified sale | Sale in the last 24 months | Change | Years between |
|---|---|---|---|---|
| 8339 Estero Blvd | June 2023, $1,020,000 | July 2026, $1,055,000 | gain of $35,000 | 3.2 |
| 100 Tarpon Rd | September 2021, $1,150,000 | June 2026, $1,360,000 | gain of $210,000 | 4.7 |
| 7850 Buccaneer Dr | March 2019, $620,000 | May 2026, $669,000 | gain of $49,000 | 7.1 |
| 8357 Lagoon Rd | February 2023, $1,300,000 | February 2026, $1,525,000 | gain of $225,000 | 3.0 |
| 7868 Buccaneer Dr | March 2020, $485,000 | October 2025, $799,000 | gain of $314,000 | 5.6 |
| 8080 Lagoon Rd | December 2019, $466,000 | September 2025, $680,000 | gain of $214,000 | 5.8 |
| 121 Estrellita Dr | April 2019, $820,000 | June 2025, $630,000 | decline of $190,000 | 6.2 |
| 1 Lagoon Vista St | May 2022, $2,000,000 | May 2025, $1,800,000 | decline of $200,000 | 3.0 |
| 290 Estrellita Dr | January 2021, $3,175,000 | April 2025, $3,750,000 | gain of $575,000 | 4.2 |
The first five rows are the 12-month pairs. Across all 9 the median change was a gain of $210,000 over a median of about 4.7 years between sales. The largest gain was $575,000, on the bay-front house at 290 Estrellita Drive, and the largest decline was $200,000, at 1 Lagoon Vista Street, a sale the county records and the MLS does not.
The four sellers who had bought in 2019 or 2020 split three to one: gains of $49,000, $214,000 and $314,000, and one decline of $190,000 on Estrellita Drive, an address the MLS shows closing in January 2024 at $830,000 and again in June 2025 at $630,000. The two who had bought in the first half of 2023, after Hurricane Ian, sold in 2026 for $35,000 and $225,000 more. The owner who paid $2,000,000 on Lagoon Vista Street in May 2022, four months before the storm, sold three years later for $200,000 less.
This example is a closing from the public Southwest Florida MLS record, chosen to show how a Laguna Shores sale can run. A one-story canal house built in 1973 at 8339 Estero Boulevard sold on July 30, 2026 for $1,055,000, at 96.3 percent of its final list price, after a stored 628 days on market.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The home closed at $1,055,000 from a final list price of $1,095,000, a gap of $40,000. The MLS gives 1,880 square feet of living area, which is $561 per square foot; the county roll gives 1,562 square feet of heated area, which would be $675. The roll describes a one-story house built in 1973 on a canal lot of the Laguna Shores Unit 2 plat, with a seawall and a pool flagged and no boat dock flagged, at a just value of $703,957. The county file records the same sale one day earlier, at the same price.
The Southwest Florida MLS shows the same address closing on June 2, 2023, eight months after Hurricane Ian, at $1,020,000 from a final list of $1,139,000, which is 89.6 percent, after 177 days. The county file also holds a qualified sale in May 2018 at $700,000. So the recorded prices at this one address run $700,000, then $1,020,000, then $1,055,000, the last step a gain of $35,000, or 3.4 percent, across 1,154 days. The record does not show what was spent on the house in between.
No other Estero Boulevard address closed in the 24 months, so the nearest comparables were canal houses on the streets behind it. 100 Tarpon Road, a 1977 canal house with a seawall and pool, closed on June 11, 2026 at $1,360,000 after 161 days, and 8357 Lagoon Road, also 1977 with a seawall and pool, closed on February 4, 2026 at $1,525,000. At the other end, 190 Tarpon Road, an 844 square foot canal house from 1970, closed at $465,000 two weeks after our example.
Using the assumptions in the net sheets later on this page (a 2.75 percent listing commission, a 2.5 percent buyer-agent compensation, the deed stamp tax and the owner’s title policy, all customary for the seller in Lee County), this seller’s costs would be an estimated $69,361 with buyer-agent compensation and $42,986 without it, for a net before payoff of $985,639 or $1,012,014. The stamp tax is 10,550 units of $100 at $0.70, or $7,385, and the title premium is $575, plus $4,500 on the next $900,000, plus $137.50 on the $55,000 above $1,000,000 at $2.50 per $1,000. We do not know what the actual seller paid, offered or owed.
First, the last sale of your own address is evidence, and buyers will find it: a final list price $75,000 above what the same house brought three years earlier closed $35,000 above it. Second, time has a price. At the Town district’s 2026 applied millage of 13.3108 (13.4329 in 2025), a recorded price of $1,055,000 works out to $14,043 a year in property tax before exemptions, about $38 a day. Third, the two square footage figures matter: an appraiser who uses the county’s 1,562 square feet reads this sale at $675 per square foot, and one who uses 1,880 reads it at $561.
We price a Laguna Shores home in Fort Myers Beach from the closed sales nearest to it in lot type, living area, floor elevation and condition, starting with its own street and its own prior sale, then test that number against the 10 active listings and the season. The $739,500 neighborhood median is a reference point and never the price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We confirm the legal description and the lot first. A canal-flagged lot, a lot with no water flag, a bay lot at the end of Estrellita Drive or Little Carlos Lane, and a Gulf-side parcel across Estero Boulevard are four different products that share one MLS tag.
With 12 closings in 24 months, there is no price list to read from. We lay out every sale on your kind of lot for 60 months and give you the three or four that bracket your house today. For an interior house on Buccaneer Drive that bracket is recent and tight: $669,000, $679,000 and $799,000 in the last 12 months.
The county’s heated area and the MLS living area differ at five of the 12 most recent closings, by as much as 717 square feet, so we measure and tell you which figure a buyer’s appraiser is likely to use. The MLS and the roll also do not record the height of the lowest floor, the age of the roof, the condition of the seawall, whether the dock is permitted, or what was repaired after 2022. Those are what a buyer’s insurer and lender price, so we collect them from you, the Town’s permit records and an elevation certificate, and adjust in dollars with the reason written down.
A price has to win against what is for sale. Eight of the 11 listings ask more than $1,300,000 and two ask less than $1,000,000, while 7 of the last 12 buyers paid less than $1,000,000. We show you where your number would sit in that list on the day you go live.
Four things move the value of a Laguna Shores home in Fort Myers Beach: whether the lot is on a canal, the bay or an interior street, which side of Estero Boulevard it is on, the height of the lowest floor against the flood map, and whether the house is original or rebuilt. Pools and docks move it less.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll flags 91 of the 196 parcels on a canal, 7 on the bay and 98 with no water flag, and it has no flag for the lagoon itself, so a survey settles a lagoon-side lot. Of the 49 closings in 60 months that we matched to a Laguna Shores parcel, 26 were on canal-flagged lots at a median of $1,150,000, from $465,000 to $2,300,000, and 22 were on no-flag lots at a median of $610,000, from $425,000 to $1,000,000. The one bay-flagged closing was the $3,750,000 sale at 290 Estrellita Drive. Both groups mix market years and house sizes, so we state no premium in dollars; we price a canal lot against canal lots.
By the county’s legal descriptions, every Laguna Shores parcel on Estero Boulevard carries an odd street number, 7805 through 8387, and none of the 196 parcels carries a Gulf flag. The even-numbered parcels across the road are flagged Gulf and described by metes and bounds. Three of their sales were tagged Laguna Shores in the MLS: $5,500,000 in January 2022, $5,000,000 in January 2022 and $3,500,000 in August 2023. They are the three highest prices in the 60-month record, and they tell you nothing about a canal or interior lot. Without them the other 49 closings top out at $3,750,000.
By the roll’s year built, the eight pre-1980 homes that sold in the last 24 months ran from $429,500 to $1,525,000, the median of these 8 being $674,000; the two built in the 1980s sold at $680,000 and $799,000; and the two newer ones, built in 2016 and 2022, sold at $3,750,000 and $1,995,000. The roll keeps the original year on a house repaired or raised in place, so the year alone can mislead. What a buyer pays for is the floor height: the Town requires new or substantially improved buildings at the base flood elevation plus one foot, which is 12 feet NAVD88 where the map reads AE 11 and 14 feet where it reads VE 13.
Forty of the 196 parcels, about one in five, are vacant residential lots, 24 of them on Estero Boulevard. The county’s deed file records eight sales it codes as vacant land in Laguna Shores since June 2023, from $450,000 to $1,000,000, including $450,000 and $575,000 on Estrellita Drive in May and December 2025 and $490,000 on Estero Boulevard in February 2026. One of the eight, 8351 Estero Boulevard, sold as a house in November 2022 at $1,100,000 in the MLS and as vacant land in June 2024 at $1,000,000 in the county file. For an older house that sits low, those lot prices are the number a builder will measure your asking price against.
Among the 49 matched closings, the 25 with a seawall flag had a median of $1,200,000 and the 24 without one had a median of $610,000, which is mostly the canal difference counted a second way. Only 4 of the 49 carried a boat dock flag, too few to price a dock. A pool is the norm, flagged on 112 of the 154 improved parcels, and the 37 closings with a pool flag had a median of $860,000 against $900,000 for the 12 without. We could not confirm the route from these canals to open water, so a seller with a working dock should document the depth and the route.
A Laguna Shores buyer in Fort Myers Beach should expect little or no association fee, though none is verified: listing-entered annual recurring fees on 52 Southwest Florida MLS closings ranged from $0 to $50 (not verified; the association’s current budget and an estoppel certificate govern). The larger yearly costs are property tax, flood and wind insurance, and the seawall.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Of the 52 closings in 60 months, 49 carried a listing-entered annual recurring fee of $0 and 3 carried $50 a year, on closings in June 2023, February 2024 and September 2025. The listing agent’s entry described the association as voluntary on 9 of the 52 and as mandatory on 1, and the other 42 left that field blank. One record lists an application fee of $100. These are typed by the listing agent and are not association documents.
The Florida Division of Corporations lists Laguna Shores Homeowner’s Association, Inc., document N25554, as active, filed March 23, 1988, with a principal address on Buccaneer Drive and annual reports on file from 1995 through 2026. Whether membership is mandatory, what it charges and what it enforces are not published, and we found no recorded declaration, budget or community website. The same association is described as voluntary on nine closings and mandatory on one, so the listing field cannot settle it.
A buyer adds the yearly costs to the mortgage before deciding what to offer. At the Town district’s 2026 applied millage of 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), a recorded price of $799,000 works out to $10,635 a year before exemptions and non-ad valorem charges, and $1,360,000 works out to $18,103. Lee County’s adopted solid waste assessment for the area that includes the Town is $358.45 per single-family unit for fiscal year 2026.
A Laguna Shores home in Fort Myers Beach is insured through three policies in most cases: homeowners, wind and flood. Every point we tested is in a Special Flood Hazard Area, so a lender will require flood coverage, and a buyer’s insurer will ask for the roof age, a wind mitigation inspection and the elevation certificate before quoting.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel effective November 17, 2022; Lee County Property Appraiser roll file October 4, 2026)
We quote no premium for any route, because a premium belongs to one house and one buyer.
Flood coverage comes from the National Flood Insurance Program or a private carrier. FEMA’s Risk Rating 2.0 prices each NFIP policy on the property’s own characteristics, and most increases are capped at 18 percent a year until the rate reaches the full-risk rate. The Town of Fort Myers Beach is a Class 5 community in the program’s Community Rating System, a 25 percent discount effective April 1, 2026, after a November 2024 retrograde and a probation that FEMA closed by letter on November 17, 2025. FEMA’s Increased Cost of Compliance coverage can add up to $30,000 toward bringing a substantially damaged building into compliance.
Citizens Property Insurance phases in a flood coverage requirement on its wind policies by replacement cost: $600,000 in 2024, $500,000 in 2025, $400,000 in 2026 and all other policies in 2027. Wind discounts are documented on the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which is valid for five years; a revised form took effect April 1, 2026, so an older inspection may need to be redone. The design wind speed at the neighborhood’s center point is 160 miles per hour, in a wind-borne debris region.
A Laguna Shores seller in Fort Myers Beach must give the buyer the flood disclosure required by section 689.302 at or before contract, the property tax disclosure summary under section 689.261, and the truth about known defects that are not readily observable. If a mandatory homeowners association governs the lot, the section 720.401 summary is owed before the buyer signs.
This is information, not legal advice; your contract and your closing agent control the details.
Since October 1, 2024, section 689.302 requires a Florida residential seller to give the buyer a flood disclosure at or before the time the contract is signed. It asks about known flood damage, flood claims and flood assistance. In a neighborhood where the U.S. Geological Survey found six Hurricane Ian high-water marks within about 0.4 miles of the center point, at 11.6 to 12.7 feet NAVD88 and 5.6 to 6.8 feet above the ground, answer it from your records and not from memory.
The Florida Supreme Court’s decision in Johnson v. Davis requires a seller to tell a buyer about known facts that materially affect value and are not readily observable. In a 1960s or 1970s canal house that means known roof leaks, past water intrusion, seawall movement and unpermitted work, and an as-is contract does not remove the duty. Section 689.261 separately requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes.
That depends on a fact we could not confirm. Section 720.401 requires a disclosure summary before the contract is signed when the parcel is in a community with a mandatory homeowners association, and it is the seller who supplies it on a resale. If it is not given first, the buyer may cancel within 3 days after receiving it or before closing, whichever occurs first. Laguna Shores Homeowner’s Association, Inc. is an active corporation, yet whether membership is mandatory is not confirmed, and listing agents described it as voluntary on 9 closings and mandatory on 1. The recorded covenants in your title commitment settle it, so ask your closing agent before you list.
Where an association has the power to assess a lot, section 720.30851 lets the closing agent request an estoppel certificate stating what is owed. Florida law caps the fee, and we print no dollar amount. In Lee County the seller customarily pays for it, though the contract controls. If the association is voluntary and has no lien rights, your closing agent may need only a letter, or nothing at all.
Buyers in Laguna Shores, Fort Myers Beach ask four things before they ask about the kitchen: which flood zone the lot is in, how high the lowest floor sits, what Hurricane Ian did to the house, and whether the roof, seawall, dock and repairs were permitted and closed. A seller who answers all four in writing keeps the contract together.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel 12071C0569G effective November 17, 2022; U.S. Geological Survey high-water marks; Lee County Property Appraiser roll file October 4, 2026)
We asked FEMA’s National Flood Hazard Layer for the zone at four street addresses and the center point of the 196 parcels on October 7, 2026. All are on panel 12071C0569G, effective November 17, 2022, in the Town of Fort Myers Beach, datum NAVD88.
| Point tested | FEMA zone | Base flood elevation (ft) |
|---|---|---|
| 8069 Estero Blvd | VE | 13 |
| 8081 Estero Blvd | VE | 13 |
| 8235 Estero Blvd | VE | 13 |
| 7950 Buccaneer Dr | AE | 11 |
| Center point of the 196 parcels | AE | 11 |
This is what the FEMA flood map indicates at these addresses, not a statement about any other lot. Every point we tested is in a Special Flood Hazard Area and in Lee County evacuation zone A. Send your buyer to the panel and to your elevation certificate. A segment of the state’s coastal construction control line lies within 100 meters of the center point, and whether any lot is seaward of it is not confirmed.
Hurricane Ian made landfall on September 28, 2022. The National Hurricane Center’s report gives 10 to 15 feet of surge above ground on Fort Myers Beach and says an estimated 900 structures there were totally destroyed and 2,200 damaged, and the Florida Department of Environmental Protection puts the storm tide at the pier at 13.23 feet NAVD88. For the 2024 storms the National Weather Service reported coastal water levels of 2 to 5 feet above mean higher high water for Helene and 3 to 6 feet for Milton in Lee County. A buyer will ask how high the water came in your house and what was replaced.
The Town of Fort Myers Beach, not Lee County, issues the permits here. Its code treats work costing 50 percent or more of the building’s value as a substantial improvement that must meet current flood rules, with the lowest floor at the base flood elevation plus one foot, and the Town’s page states that the calculation includes all permits obtained in the past five years. The Town’s cost form uses the Property Appraiser’s value of the structure, not the land. So the permits you pulled since 2022 are part of what your buyer is buying: they count toward the buyer’s own renovation budget.
Three sets of rules affect a Laguna Shores sale in Fort Myers Beach: the Town’s land development code, which binds every lot; the two recorded plats and any recorded covenants, which bind the title; and the Town’s vacation rental registration. The recorded declaration, if one exists, is not published, so the recorded documents and the current rules govern.
We found no confirmed architectural review or buyer approval for Laguna Shores. One of the 52 listing records carries a $100 application fee entry, which is a listing agent’s entry and not proof of an approval process. If a recorded declaration requires either, the title commitment will show it.
Rental and pet terms are not published; the recorded declaration (Lee County Official Records Book X, Page Y) and the current rules govern, and we could not fill in the book and page, so a buyer should ask for them in the resale package. Public rules still apply. The Town allows leashed dogs on its beach, and Lovers Key State Park across Big Carlos Pass has its own pet rules.
A dwelling licensed under chapter 509 and used as a vacation rental must register with the Town within 90 days of starting, show the registration number in all public advertising, renew annually and name a responsible party who can act within one hour. A registration number does not pass to a new owner, so your buyer registers in their own name. The land development code limits rentals in certain zoning districts to one single family per one-month period with a one-week minimum stay, with exceptions that include land between Estero Boulevard and the Gulf and land directly adjoining the bay side of Estero Boulevard. The roll’s zoning column reads only TFB for all 196 parcels, so a buyer counting on rental income should request a Town zoning verification.
The Laguna Shores record points to closings in late spring more than in winter: of 52 Southwest Florida MLS closings over 60 months, 17 closed in May and June and 21 from December through April. A closing follows its contract by weeks, so the winter and early spring listing is the one that closes in May.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Month | Closings | Month | Closings |
|---|---|---|---|
| January | 5 | July | 1 |
| February | 8 | August | 4 |
| March | 3 | September | 4 |
| April | 3 | October | 3 |
| May | 9 | November | 2 |
| June | 8 | December | 2 |
No month reaches 10 closings, so no single month proves anything. February, May and June together hold 25 of the 52, and July, November and December together hold 5.
The 21 December to April closings had a median sold price of $860,000, a median of 37.5 days on market and 92.4 percent of final list price. The 31 May to November closings had a median of $950,000, 61 days and 93.3 percent. Both groups mix five different years, and 22 of the 52 closings fall in the single year after Hurricane Ian. With a record this thin we cannot conclude that any month earns a higher price; what it supports is being on the market with a complete file while winter visitors are on the island.
We market a Laguna Shores home in Fort Myers Beach by leading with what its buyers search for: the water behind the house, the floor elevation, the roof and the permit file. We photograph the lot from the canal or lagoon side, publish the documents with the listing, and reach local and seasonal buyers through the Southwest Florida MLS.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; National Association of REALTORS practice changes of August 17, 2024)
A Laguna Shores buyer chose the quiet end of Estero Island on purpose. Times Square is about 5.5 road miles north, the new Big Carlos Pass Bridge, a fixed span with 60 feet of clearance that opened to traffic on November 14, 2025, lands at Estrellita Drive, and Lovers Key State Park is about 2.6 road miles away across it. Distances are estimates from the neighborhood’s center point by a free-flow routing model. Because the bare name Laguna Shores is used in other places, every listing we publish pairs it with Fort Myers Beach and ZIP 33931.
Since the National Association of REALTORS practice changes of August 17, 2024, commissions are negotiable, an offer of buyer-broker compensation cannot be advertised in the MLS, and a buyer signs a written agreement with their agent before touring. A seller may still offer to pay toward the buyer’s agent, off the MLS, or offer a closing-cost concession. We show your net sheet both ways so the decision is yours.
We negotiate every Laguna Shores offer ourselves, starting from the closings that support your price: the median sale closed at 96.3 percent of final list, so an offer near 96 percent on a correctly priced house is the market, and one at 85 percent usually is not. Price, terms, inspection, insurance and the appraisal are negotiated together.
A financed buyer’s appraiser needs recent closings that match your house, and 12 closings in 24 months from $429,500 to $3,750,000 offer few right ones and several wrong ones. We hand the appraiser the comparables by lot type, size and age, with both square footage figures and the reason each sale belongs, so that a bay-front sale or a Gulf-side sale across Estero Boulevard is not used against a canal house, and a canal house is not used against an interior lot.
We answer with the record. Two of the 11 closings sold below 90 percent of final list and the other nine closed at 95 percent or better. An early low offer on a correctly priced home is countered with the nearest closings. When the low offer comes from a builder who wants the lot, we set it beside the county’s vacant land sales, $450,000 to $1,000,000 since June 2023, and you decide with both numbers in view.
A buyer choosing between Laguna Shores and Fairview Isles, two canal neighborhoods about 1.8 road miles apart in the Town of Fort Myers Beach, picks Laguna Shores for the quiet south point, the lagoon and room to build, and Fairview Isles for more docks and a faster-moving record. Over 24 months Laguna Shores closed 12 homes and Fairview Isles 33.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both columns come from the same Southwest Florida MLS pull and the same county roll, and the 24-month window is used for both because Laguna Shores’ last 12 months hold only 8 closings. A separate condominium on Estero Boulevard shares the Fairview Isles name; the Fairview Isles column counts single-family addresses only. Its owners have our page on selling a home in Fairview Isles.
| Question a buyer asks | Laguna Shores | Fairview Isles (single-family homes) |
|---|---|---|
| Where is it? | South point of Estero Island, beside the Big Carlos Pass bridge | South half of Estero Island, off Estero Boulevard |
| Improved homes on the roll | 154 | 128 |
| Vacant residential lots | 40 | 14 |
| Year built (roll) | 1950 to 2024; 80 of 154 before 1980 | 1958 to 2024; 97 of 128 before 1980 |
| Median heated area (roll) | 1,653.5 sq ft | 1,625 sq ft |
| Water flags on the roll | 91 canal, 7 bay; 91 seawalls, 26 docks | 103 canal, 13 bay; 117 seawalls, 59 docks |
| MLS closings, 24 months | 12, median $739,500 | 33, median $820,000 |
| Median price per sq ft, 24 months | $556 | $528 |
| Median days on market, 24 months | 141 | 67 |
| Median sale-to-final-list, 24 months | 96.3% | 93.5% |
| Active and pending, October 7, 2026 | 11 | 15 |
| FEMA zone at tested points | AE 11 ft, VE 13 ft | AE 10 to 11 ft, VE 12 ft |
| Association on the state’s records | Laguna Shores Homeowner’s Association, Inc., filed 1988 | Fairview Isles Improvement Association, Inc., filed 1981 |
Fairview Isles trades more often: 33 closings in 24 months across 134 homes is about 12.3 percent a year, against 12 across 154 homes, about 3.9 percent, in Laguna Shores. Laguna Shores sellers collected a higher share of final list, 96.3 percent against 93.5, but waited more than twice as long. About 20 percent of Laguna Shores parcels are coded vacant against about 9 percent of Fairview Isles’ house lots, so a buyer who wants to build has more to look at here.
A buyer who wants a dock is likelier to find one in Fairview Isles, where the roll flags 59 docks against 26. A buyer who wants the island’s south point, the lagoon streets, a lot to build on or the short drive over Big Carlos Pass to Lovers Key State Park will look at Laguna Shores. Tell your buyer what this neighborhood has on the record: a higher price per square foot over the same 24 months and sellers who held 96.3 percent of their final asking price.
Selling a Laguna Shores home in Fort Myers Beach costs roughly 4.0 to 6.6 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $799,000 sale that is about $33,011 to $52,986, and on a $1,360,000 sale about $54,270 to $88,270, before prorations and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
These are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; both are negotiable. The two prices are real closings in the Southwest Florida MLS: $799,000 is the October 27, 2025 sale at 7868 Buccaneer Drive, an interior lot, and $1,360,000 is the June 11, 2026 sale at 100 Tarpon Road, a canal lot. Florida charges documentary stamp tax of $0.70 per $100 of price, the owner’s title premium is $575 plus $5.00 per $1,000 above $100,000 up to $1,000,000 and $2.50 per $1,000 above that, and in Lee County the seller customarily pays both, though the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller and leaves out the property tax proration. The home was a 1,422 square foot house built in 1989 with a pool, which closed after 10 days at 100 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $799,000 | Southwest Florida MLS closing, October 27, 2025 |
| Listing commission, 2.75% | -$21,973 | 2.75% of $799,000 is $21,972.50 |
| Buyer-agent compensation, 2.5%, if offered | -$19,975 | 2.5% of $799,000 |
| Deed documentary stamp tax | -$5,593 | 7,990 units of $100 at $0.70 |
| Owner’s title policy | -$4,070 | $575 plus ($799,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$52,986 | 6.63% of price |
| Estimated net before payoff, with buyer-agent compensation | $746,014 | $799,000 minus $52,986 |
| Estimated total costs, without buyer-agent compensation | -$33,011 | 4.13% of price |
| Estimated net before payoff, without buyer-agent compensation | $765,989 | $799,000 minus $33,011 |
The same assumptions apply, at the price of a 1977 canal house with a seawall and pool that closed after 161 days at 97.8 percent of its final list price. Above $1,000,000 the title premium adds a third tier.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $1,360,000 | Southwest Florida MLS closing, June 11, 2026 |
| Listing commission, 2.75% | -$37,400 | 2.75% of $1,360,000 |
| Buyer-agent compensation, 2.5%, if offered | -$34,000 | 2.5% of $1,360,000 |
| Deed documentary stamp tax | -$9,520 | 13,600 units of $100 at $0.70 |
| Owner’s title policy | -$5,975 | $575, plus $4,500 on the next $900,000, plus $900 on the $360,000 above $1,000,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$88,270 | 6.49% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,271,730 | $1,360,000 minus $88,270 |
| Estimated total costs, without buyer-agent compensation | -$54,270 | 3.99% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,305,730 | $1,360,000 minus $54,270 |
Your mortgage payoff; the property tax proration, which is a credit to the buyer for the part of the year you owned the house; the solid waste assessment proration; any estoppel certificate fee if an association issues one (capped by statute; we print no dollar amount); and repairs or concessions agreed during the inspection period. For scale, the Town district’s 2026 applied millage of 13.3108 applied to a recorded price of $799,000 is $10,635 a year before exemptions, about $29 a day.
Possibly not, if the Laguna Shores home is your main home. Under Section 121, as IRS Topic 701 explains, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used for at least 2 of the 5 years before the sale. Florida has no state income tax.
A second home or a rental does not qualify for the exclusion the same way. The median change across the 9 county-recorded repeat sales of the last 24 months was a gain of $210,000, and three were gains of $225,000 or more. Gain is measured from your basis, which includes what you paid plus qualifying improvements such as a new roof, a seawall or an elevation project, so keep the receipts and the closed permits. A foreign seller may also face federal FIRPTA withholding. We are real estate agents, not tax advisers.
List your Laguna Shores home if it is insurable and financeable and you can give the market a season; take an investor or builder cash offer only when the house sits low, needs work a buyer’s insurer would not accept, or you must close in days; sell by owner only if you have a buyer and know the disclosure duties.
Laguna Shores changes the comparison in one specific way: with 40 vacant lots and eight county-recorded land sales since June 2023, the real alternative to a retail buyer for an older house at grade is often a builder who wants the lot. Our Fort Myers Beach seller page covers the island-wide picture.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price that ignores the nearest closings waits; the median sale here took 141 days | A house in marketable condition with time |
| Investor or builder cash offer | Often near lot value, $450,000 to $1,000,000 in the county’s land sales since June 2023; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A house needing work or elevation, or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed section 689.302 or 689.261 duties, or an appraisal with the wrong comparables | A known buyer and a legal review |
You get a free Laguna Shores home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closed homes nearest yours in lot type, size, age and elevation, with the adjustments written out and a net sheet at that price, and there is no obligation to list.
Get your free Laguna Shores home valuation and we will send a value built from your street’s closings, not a ZIP-wide estimate, or Call Jesse direct at (239) 898-6072. If you are also buying, Call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
This list gathers every place where this page says a fact about Laguna Shores in Fort Myers Beach is not available, with the document or route that would settle it. Each is something we check for a specific house when an owner lists with us.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. The reviewers worked with our team across Southwest Florida, and the words are their own.
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
These are the questions Laguna Shores owners ask before they list, answered from the record. For your own home, call Jesse direct at (239) 898-6072.
Price it from the nearest closed homes on your kind of lot and put the survey, elevation certificate, permit history and flood disclosure in the file before the first showing. Our Laguna Shores valuation page starts the price work.
Choose the agent who can show you the closings behind the price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tracked all 52 Laguna Shores closings of the last 60 months for this page.
The Southwest Florida MLS recorded 12 closings in the 24 months to October 7, 2026, from $429,500 to $3,750,000, with a median of $739,500 and a median of $556 per square foot.
Eight homes: $465,000 and $1,360,000 on Tarpon Road, $1,055,000 on Estero Boulevard, $1,995,000 and $1,525,000 on Lagoon Road, and $669,000, $679,000 and $799,000 on Buccaneer Drive. The median of these 8 closings is $927,000.
The median was 141 days on market over 24 months, across 11 closings with a listing history. Two sold within 30 days and three took more than 180.
The median closing was 96.3 percent of the final list price over 24 months. Nine of 11 sold below final list, two at it and none above it.
On October 7, 2026 the Southwest Florida MLS showed 10 active listings from $775,000 to $11,900,000 and 1 pending at a list price of $1,855,000.
On the numbers, yes. Ten active listings against 12 closings in 24 months is about 20 months of supply, and the median sale took 141 days.
No. The $739,500 median sits inside a range from $429,500 to $3,750,000 and from $231 to $1,163 per square foot. Price from the sales on your kind of lot.
Three closings tagged Laguna Shores in 2022 and 2023, at $5,500,000, $5,000,000 and $3,500,000, were Gulf-side parcels across Estero Boulevard that the county does not describe as lots of the Laguna Shores plats.
Over 60 months, 26 closings on canal-flagged lots had a median of $1,150,000 and 22 on lots with no water flag had a median of $610,000. The groups mix years and sizes, so we state no fixed premium.
A pool is the norm, flagged on 112 of 154 improved parcels. Only 4 closings in 60 months carried a dock flag, too few to price, so a permitted, usable dock is adjusted for individually.
Yes, mostly through elevation and insurance. The eight pre-1980 homes that sold in 24 months ran from $429,500 to $1,525,000, and the two built in 2016 and 2022 sold at $3,750,000 and $1,995,000.
They measure differently. At five of the 12 most recent closings the two figures differ, by 154 to 717 square feet. We measure and show both.
For an older house at grade, price both. The county records eight vacant land sales here since June 2023, from $450,000 to $1,000,000.
Over 60 months, 17 of 52 Laguna Shores closings fell in May and June and 21 from December through April. The record is too thin to promise a better price in any month.
Roughly 4.0 to 6.6 percent of the price before prorations and payoff. On a $799,000 sale our estimate is $33,011 without buyer-agent compensation and $52,986 with it.
On the $799,000 example, an estimated $746,014 to $765,989 before any mortgage payoff and tax proration. On the $1,360,000 example, $1,271,730 to $1,305,730.
By Lee County custom the seller pays the owner’s title policy and the documentary stamp tax on the deed, $0.70 per $100 of price under section 201.02. Custom is not law, and the contract controls.
No. Since August 17, 2024 an offer of buyer-broker compensation cannot be advertised in the MLS, and whether to offer one is your decision. We show your net sheet both ways.
The survey, the elevation certificate, the permit history, roof and mechanical ages, seawall and dock permits, insurance declarations, any flood claim paperwork and any recorded covenants.
Section 689.302, in effect since October 1, 2024, requires a seller of residential property to give the buyer a flood disclosure at or before contract, covering known flood damage, claims and assistance.
Yes, where they are known facts that materially affect value and are not readily observable. That is the rule of Johnson v. Davis, and an as-is contract does not remove it.
The FEMA flood map indicates Zone VE at 13 feet at the three Estero Boulevard addresses we tested and Zone AE at 11 feet at a Buccaneer Drive address and the center point. An elevation certificate answers it for your lot.
Florida does not require one for a sale, but buyers, lenders and insurers ask for it, and without it a flood quote is a guess.
It can. Work costing 50 percent or more of the building’s value must bring the house to the base flood elevation plus one foot, and the Town’s page states that permits from the past five years count.
Disclose it and ask the Town and the Florida Department of Environmental Protection what is needed to correct it. An unpermitted structure can reduce the price or stop a loan.
Laguna Shores Homeowner’s Association, Inc. is active on the state’s records, filed March 23, 1988. Whether membership is mandatory is not confirmed, and your title commitment settles it.
Only if an association with the power to assess your lot issues one. Florida law caps the fee, and we print no dollar amount. In Lee County the seller customarily pays.
Little or nothing to an association on the record we have: listing-entered annual recurring fees on 52 closings ranged from $0 to $50, not verified.
The recorded terms are not published. The Town requires a licensed vacation rental to register within 90 days, registration does not transfer to a buyer, and minimum stays depend on a zoning district we could not confirm.
In the last 24 months, 7 of 9 county-recorded repeat sales closed above the previous recorded price. The two declines were $190,000 and $200,000.
Possibly not on a main home: the IRS allows an exclusion of up to $250,000 of gain, or $500,000 for a married couple filing jointly. Ask your tax adviser.
Over 24 months Laguna Shores closed 12 homes at a median of $739,500 in a median of 141 days, and Fairview Isles closed 33 single-family homes at $820,000 in 67 days.
Call Jesse at (239) 898-6072. We will pull the closed homes nearest yours, walk the house and the seawall with you, and list the documents a buyer will ask for.
A Fort Myers Beach specialist knows which record a Laguna Shores house belongs to, which closings are true comparables, what the Town’s flood and permit rules mean for the next owner, and which documents an island buyer’s insurer will ask for. A listing that explains the house well holds its price through the inspection period.
Small facts cost sellers contracts here: a Gulf-side sale across Estero Boulevard used as a comparable because it shares the name, an interior lot marketed as waterfront, a square footage that does not match the county’s, a flood form answered from memory, or a dock advertised without its permit. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so that none of those reach the inspection period, and our Fort Myers Beach community guide gives your buyer the island context.
If you are thinking of selling a Laguna Shores home in Fort Myers Beach, call the team that prices from the closed homes nearest yours, assembles the survey, elevation, permit and flood file the day you list, and answers the buyer’s insurance and storm questions before they are asked. Few homes here come up for sale each year.
If you are thinking, “I need someone to sell my house in Laguna Shores, Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Fort Myers Beach, Bonita Springs, Estero, Naples, Fort Myers, Lee County and Collier County. Whether you are selling on Lagoon Road, Buccaneer Drive, Estrellita Drive, Tarpon Road, Redfish Road, Sand Dollar Drive or Estero Boulevard, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Laguna Shores sold record, last 24 months: 12 closings in the Southwest Florida MLS at a $739,500 median, from $429,500 to $3,750,000, with a median of 141 days on market and 96.3 percent of the final list price, closings through October 7, 2026. Make us your first call before you list.
Request your free Laguna Shores home valuation and we will send a value built from the closed homes nearest yours, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we sell on Fort Myers Beach every season.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, licensed since November 4, 2004, and Marc Comisar BK3060671, licensed since September 25, 2003, both dates from DBPR’s licensee records as read October 7, 2026.
Selling a Laguna Shores home? Get a free Laguna Shores home valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
Follow our Southwest Florida sales on Instagram, Facebook and YouTube.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see the profiles of Jesse McGreevy and Marc Comisar, see how we represent buyers, or search homes for sale on Fort Myers Beach.
Every link below returned a working page when we checked it on October 7, 2026, except where a publisher blocks automated checks.
These are the public primary documents a Laguna Shores seller should have in hand before listing, each hosted by the issuing agency.
| Document | Issuer | What it is |
|---|---|---|
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| Section 720.401, Florida Statutes | Florida Legislature | The homeowners association disclosure summary and when it applies |
| 2025 taxing district millage book | Lee County Property Appraiser | Final 2025 millage, for comparison with the 2026 rate |
| Repair and improvement cost form | Town of Fort Myers Beach | The form used for the 50 percent test |
| Ordinance 18-01 | Town of Fort Myers Beach | The Town’s vacation rental registration rules |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island |
| Big Carlos Pass Bridge ribbon-cutting notice | Lee County Department of Transportation | The bridge that lands at Estrellita Drive |
| IRS Topic 701 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Laguna Shores. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.